I found this article on a great website, called House Logic. The site is defintely worth checking out. There are dozens and dozens of great articles that pertain to real estate. Today, lets look at 12 common home maintenance clues, and solutions.

Your house sometimes acts as if it’s alive—making strange sounds, emitting odd odors, and giving visual cues that say something might be amiss. Often, these are signs of home maintenance issues that need to be addressed, and decoding these sometimes puzzling clues could prevent minor problems from turning into major home repairs.

Here’s how to interpret what your house is trying to tell you, and how to recognize the early warnings of common home

Peeling exterior paint

Cause: Moisture is probably getting underneath the paint, perhaps from a leaking gutter overhead or from a steamy bathroom on the other side of the wall.

Cure: If you catch the problem right away, you might just need to address the moisture issue and then scrape off the loose paint, prime bare spots, and repaint that wall, for a total of a few hundred to a couple thousand dollars. Delay too long and the siding might rot. Patching and repainting the whole house might cost $10,000.

To prevent a chronically steamy bathroom, consider installing a new ventilation fan with a humidity-sensing switch that automatically exhausts moisture-laden air. Cost is about $250.

Flickering lights

Cause: If only a single bulb flickers, it might be loose in its socket or in need of replacement. If lights always dim when the refrigerator or other appliance turns on, the circuit might be overloaded. If groups of lights flicker, connections at the electrical panel or elsewhere might be loose, causing power to arc—or jump—over the gaps. Arcing is a serious problem; it starts fires.

Cure: Anyone can tighten a bulb. Handy homeowners can shut off circuits and tighten loose connections within switch boxes. If you’re not comfortable doing that, or if you suspect an overloaded circuit or loose connection at the panel box, call in a licensed electrician. You’ll pay $150 to $250 for a new circuit, and $500 to $700 for a new electrical panel—way less than what you’d spend to recover from a fire.

Rustling in a wall

Cause: Sure, termites usually signal their presence by building pencil-thick mud tubes up from the ground or by swarming from pinholes in floors or walls. But did you know it’s also possible to detect them by sound? Tap on a wall and then press an ear against it. See if you hear rustling that matches recordings of Formosan or other termites. A sound like crinkling cellophane could mean carpenter ants.

Cure: Call a pest-control professional. Cost is $65 to $100 for an inspection.

Loud knocking

Cause: If the knocking occurs when you turn off water, you have “water hammer,” caused when fast-moving water comes to a sudden stop and there is no air chamber (a short, specially designed piece of pipe) to cushion the shock wave. If knocking occurs when your furnace switches on or off, metal ducts are expanding or contracting as temperature changes.

Cure: If water pipes are the issue and there is an air chamber near the faucet, it may be filled with water and needs to be drained. You might be able to do this yourself. If you’re not confident of tackling that or if there is no chamber, call a plumber ($65 an hour) to add one. Those snapping ducts? Just get used to them.

A toilet tank that refills all on its own

Cause: Worn interior parts may be causing water to trickle through the toilet constantly, causing the water level in the tank to lower and eventually triggering the refill mechanism. A leaky toilet potentially wastes 1,500 gallons a month.

Cure: Untangle or loosen the chain—it may be too tight and preventing the flapper from seating fully, letting water leak out the flush valve. Or, try bending the tube connected to the float ball. If those don’t work, replace the valve and flapper inside the toilet tank (under $25 if you do it yourself, and a little more if you upgrade to a water-saving dual-flush valve).

Creaks and groans

Cause: All houses creak and groan a little as parts expand and contract with temperature fluctuations and with changes in levels of humidity.

Cure: None—it’s normal for house to make a few snaps and pops. But don’t ignore really loud groans when there’s been an unusual amount of snow or rain, especially if your house has a flat roof. There may be an excessive or even dangerous amount of weight on your roof. If you suspect that may be the case, be prudent: Get everyone out of the house and call in a professional to check the roof.

Musty odors

Cause: Mildew, a fungus, is growing because indoor air is humid enough to allow condensation to form on cold surfaces. Basements are favorite haunts for mildew.

Cure: Keep surfaces dry by one or more strategies: increase air movement with a $20 fan, keep relative humidity below 50% in summer or 40% in winter with a $175 dehumidifier, or make surfaces warmer by adding insulation.

Rotten-egg smell when you run water

Cause: Bacteria that produce hydrogen sulfide gas (the scientific name for “rotten egg smell”) are in your plumbing, or there is a problem with your water heater. Fill a glass with hot water, step away from the sink, and take a whiff; if you detect no sulfur smell, they’re in the drain.

Cure: Disinfect the drain by pouring in a $1 bottle of 3% hydrogen peroxide solution, sold at drug stores. A sulfur smell in only hot water points to the water heater as the problem; call a plumber to disinfect the system or replace the tank’s magnesium anode. If hot and cold water both smell, call your water supplier (or health department if you have a well).

Strange-tasting tap water

Cause: Mineral content of drinking water varies, so taste does too. But if the water tastes metallic, iron or copper may be leaching from pipes. If you taste chlorine, your water supplier may have overdosed on disinfectant, or a correct level could be interacting with organic material within your plumbing system.

Cure: If chlorine seems high at all taps, or if you taste metals, call your water supplier or have your well water tested. If only one tap has water with high chlorine or if the taste goes away after you run water for a few minutes, flush your system or call a plumber.

An under-the-counter water purifier with a top-quality activated carbon filter will remove heavy metals, bacteria, and other contaminants. In addition, it removes odors and bad tastes. Expect to pay $150 to $200 for a purifier with a replaceable cartridge.

Sour milk

Cause: With today’s hyper-pasteurized dairy products, milk doesn’t sour easily. So if it or other refrigerated food spoils unusually fast, the temperature in your refrigerator could be too high.

Cure: Get an $8 refrigerator thermometer and adjust the control so on each shelf stays below 40 degrees. If you can’t achieve this, consider buying a new Energy Star-rated refrigerator. Fridges are pricey, $450 to $2,000 or more, but you’ll save energy as well as food and might qualify for rebates.

Trembling floors

Cause: If items on tables and shelve jiggle and shimmy when you walk past, or if your floor feels like it gives under your weight, the floor joists might not be sturdy enough or past remodeling might have removed a support wall.

Cure: Have a structural engineer or experienced contractor see whether you can add more joists, bolster existing ones with an additional layer of plywood subflooring, or add a post to support the floor better. You’ll pay up to $500 for a structural engineer to evaluate your problem.

Mysterious breezes

Cause: If a ground-floor room seems drafty, air may be seeping in along the foundation or through an improperly sealed window or door. A drafty attic can make things worse, as warm air currents will rise naturally and exit through any gaps in the attic, pulling colder air in through lower-level cracks.

Cure: Starting in the attic and working your way down, seal all gaps.

Upper Makefield Township is interesting, because it represents one of the more expensive real estate communities in Bucks County, and also, in general has the fewest number of transactions. As a result, sometimes the numbers can be skewed.

Inventory of homes for sale, as of the end of June, 2010 was 138
Inventory of homes for sale, as of the end of May, 2010 was 141
Inventory of homes for sale, as of the end of June, 2009 was 132.

Inventory is fairly stable, both month to month, as well as compared with the same time last year.

Average price of a home for sale at the end of June, 2010 was 1.24 million.
Average price of a home for sale at the end of June, 2009 was 1.32 million.

List price in inventory is down by 5.5%. However, this is where the numbers can get a bit skewed by the number of houses that are for sale above 1.3 million.

Sales data:

47 Homes have sold, through June, 2010 at 90% of original asking price.
30 Homes sold through the end of June, 2009 at 87% of original asking price.

This really represents a large increase in the activity level, for Upper Makefield Township real estate. Sales volume is up by more than 56% from last year, at the same time.

Additional observations: At the current sale pace, there still remains an 18.6 month supply of homes in inventory. This compares with 22 months a year ago, so factors have improved, although we still remain in a strong, buyers market in Upper Township and Washington Crossing.

The other interesting observation is that during 2009, most (82%) of the homes sold in Upper Makefield Township, sold for less than a million. Currently, 49% of the homes (68 of 138) on the market are priced above 1 million. This represents a 38 month supply at current sales pace for homes priced above a million. As bad as that sounds, it actually represents a significant improvement for more expensive homes in Upper Makefield.

As always, it is critical to price your home realistically, if you want to sell.

I can offer a very detailed report, that will show you homes that are active, pending and sold, within about a 5 mile radius of your home, in any area I serve. It is an extremely detailed report. If you would like to receive the report, please email me. Marty@martinmillner.com

Lambertville, NJ-Shadfest is here! April 24th & 25th  Don’t miss this year’s Shadfest celebration! 12:30- 5:30 p.m.

The festivities revolve around the spring arrival of the American Shad , the largest fish in the herring family. The Shad Fest tradition was born as spring blossomed, the shad made their way upriver, and the locals strolled through town enjoying the arts and crafts of their friends and neighbors. 

Always in the mood for a celebration, Lambertville residents hosted the first Shad Fest in 1981 to highlight the local art scene. Almost 30 years later, Shad Fest has grown from a local event to an award-winning tourist attraction. People new to Shad Fest ask a lot of questions. Here are the answers to a few.

Not only are able to enjoy many of Lambertville local artists and crafters you will of course enjoy local eateries and their Shad specialties. One of the best local shad recipes is from Paul Eschallier of Bell’s Tavern : Shad & Shrimp Fritters. Yum.     
No worries, Shad Fest welcomes lovers of all foods. There are so many things to do, see and eat at Shad Fest; you’ll love it whether you like fish or not. Spend some time exploring www.shadfest.com  to plan your perfect day!

This weekend you can enjoy Neshaminy Valley Music Theaters’ production of  ”Guys and Dolls” at the Bucks County Playhouse .

Guys and Dolls is a cornerstone of Broadway musical comedy that continues to delight audiences year after year. Featuring show stopping songs such as “Luck be a Lady” and “Sit Down You’re Rockin’ the Boat”, this musical is the perfect balance of story, dance, music, comedy and romance!
classic musical fable about Sarah Brown, the upright but uptight “mission doll,” out to reform the evildoers of Time Square and Sky Masterson, the slick, high-rolling gambler who woos her on a bet and ends up falling in love.   To buy tickets and get full details visit www.buckscountyplayhouse.com

Anyone who knows me, knows how passionate I am about education.  In fact, having grown up in Trenton, New Jersey, I serve on the board of the Trenton Public Education Foundation.  Our organizations mission is to broker, foster and leverage resources that enhance and promote educational opportunities for the students in the Trenton School District.

We are extremely fortunate, in the general Bucks County area, to have a variety of very strong, public school districts.  Whether considering Pennsbury, Council Rock, Central Bucks, or any of the many, award wining districts, prospective buyers always want to know my thoughts about which district is, “best”.

I actually have a school district comparison link on my main website, at MartinMillner.com.  There are actually a number of websites that offer a variety of ways of comparing school districts.

One of the best local resources, is the report done every year, by the Philadelphia Inquirer. 

The Inquirer’s 13th annual report card on area schools, was in yesterday’s (April 11th, 2010) edition. 

Click here to see the report, online.

The report is an extremely comprehensive analysis of all the local public school districts, in both Pennsylvania and New Jersey, and incldues information on private schools, as well.

There is a very interesting story on the new focus on sciences that is taking place in our various districts. 

There is actually a breakdown of how schools are doing with science tests, in 4th grade.

There is a comparison on spending, salaries academics and other factors.

You will find a test score comparison for 8th and 11th grade science, as well.

There are other test score comparisons, as well.

The report breaks down what is offered at high schools throughout the region.

You will also find a breakdown of the ususal math and reading test scores at various grade levels, as well.

Overall, this is one of the best and most comprehensive school reports provided locally, and I highly recommend it if you are looking at comparing school districts.

I will have hard copies available.  Please contact me, if you would like to receive a hard copy.

With temperatures in the 60’s and even 70’s, the outdoor activities in the area, are in full bloom.

As I mentioned in this short video, there was a long line at Rita’s Water Ice, in Newtown.  The canal towpath was packed with joggers, and walkers.  People were sitting outside, along the river, in New Hope, and Peddlers Village was packed.

Lots of families feeding the ducks at the Yardley pond. 

There is nothing like Bucks County in spring time.

Last night, we had wonderful Indian food, at the Indian Garden restaurant, in Lower Makefield Township .  Indian Garden has become one of our favorite, local restaurants.  They offer a wide selection of traditional Indian dishes, and everything we have had, has been delicious.  I highly recommend that you try it.

Today, Saturday, I played basetball for about 3 hours this morning.  I normally get to play basketball 3 times a week.  I do try and stay in shape, so in addition to basketball, my wife and I work out with an incredible personal trainer, Dr. Kareem Samhouri, at his gym, Global Fitness, LLC, in Bucks County.  Kareem has a doctorate in physical therapy, so he can address any sports injuries I develop, as well as helping us stay in shape.

Obviously weekends are busy times, for realtors.  This weekend is no different for me.   I spent the afternoon showing a couple of first time home buyers, houses in both Bucks County, and Mercer County. 

Tomorrow, I am meeting with a client at 10:00 AM, to review a home inspection report, so we can draft a reply to the seller.  Following that, I will be spending several hours with another first time home buyer. 

The houses that I have listed, are getting some activity this weekend, so I am hopeful that I may have to negotiate an offer. 

I also listed a house yesterday, so I am in the process of entering all the information in the MLS, and arranging for professional photography, and getting started with the various websites, that feature my listings.

All in all, not a bad weekend, considering we survived another major snow storm in the east.

I think most of us, here in Yardley, and all over Bucks County, are ready for spring!

If you are in the real estate market, please don’t forget that there are just over 60 days, until the tax credit expires.  To qualify, you must have a contract in place, by April 30th, and close by June 30th.

Supposedly, the spring real estate market starts, just after the superbowl.  Because of the tax credit, which requires that a contract to purchase a home must be in place by April 30, 2010, and the closing occur by the end of June, 2010, while the weather permits, I have definitely noticed an increased level of activity.

As a way of thinking of the spring selling season, I thought it would be helpful to review 10 steps that can help first time home buyers, make sense out of the home buying process and decision.  In future posts, I will expand on each of these steps.

Establish Your Budget early

I suggest that before you even start looking at houses, you should have a clear understanding of what you can afford to pay each month.   When working with first time home buyers,  I want them to be aware that there are a couple of issues in this first step.  First, is what the lender will quailify you for, and more importantly, is what you are comfortable paying each month.  They are often not the same.  It is quite possible that you can obtain a mortgage for an amount that is more than what you are comfortable paying.  Set your budget realistically, before you start talking to lenders. 

Get Pre-Approved for a mortgage

This is another critical step that should be taken care of early in the process.  There is no sense in looking at homes, before you understand what you are comfortable paying, as well as knowing what sort of loan amount you will quailify for.  There should be no cost for this service, and it can be done by phone with a lender.  The lender will review all aspects of your financial situation, including income, debt, credit score, etc in order to determine what you can qualify for.  I can write an entire post on this process, but I will leave that for future posts.

Research Neighborhoods and Home Prices

Thanks to  the internet, this is a fairly easy thing to do.  You can search home prices, school districts, etc, on a variety of websites.  I also suggest actually driving through potential areas, to get a sense of how they feel to you.  Do you perfer being in a town, for example, or a more suburban location? 

Find a Local Realtor

Obviously I am biased, but I believe that it is extremely beneficial to buyers, to use the services of an experienced real estate professional.  I recently represented a client who actually called me to set up an interview with me, before he commited to doing anything.  As it turned out, he was looking to buy a house in the Yardley area, and also had a house to sell in New Jersey.  I think it is a good idea to interview agents first.  You should ask questions, and make sure that you are comfortable with the agent.  Often times buyers will walk into an open house, not realizing that the agent sitting the open house is there as an agent of the seller, actually representing the sellers best interests.  By interviewing agents before you start actually looking, you can help ensure that you will have a qualified professional looking at protecting your interests.  In general, the fee is paid by the seller, from the proceeds of the sale.

Start House Hunting

Now comes the exciting and fun part!  When working with buyers, I feel that buyers learn something with each house we see.  It is important to understand the market, values, etc.  The only way that happens, is to look at houses.  Again, it is easy for buyers to search for houses on-line, and as your realtor begins to understand your tastes, he or she should also suggest homes that are worth visiting.  It will not take you long to begin to get a good sense of what houses are priced realistically, and what houses are not priced realistically.  A common question that I am asked, especially by first time home buyers, is how many homes they should see.   Usually once we start the process, the answer becomes clear, when we find the right house.  First time home buyers tend to look at more homes, than buyers who re-locate all the time.  As I said, this is part of the learning process.  Generally your tastes become clearer the longer you look, and the more you see.

Focus on the Permanent Features of the House

Remember, cosmetic changes are generally easy to make.  This like paint and carpet can ultimately be changed.  Focus on the things that you feel that you must have.  For example, if a basement is important to you, don’t compromise.  You can’t realistically add a basement.  Pay attention to the lot, the view, style of house, square footage, etc. 

Ask Plenty of Questions.

I can’t emphasize this point enough.  I really love working with first time home buyers, and I encourage them to ask every question they can think of.  There is no such thing as a stupid question, in my mind.  Becuase, as realtors, we go through this process every day, we can overlook things that to us are obvious.  I love answering questions, and feel that my experience and knowledge should be a resource for those that I work with.

Make a Smart Offer

Again, with the help of an experienced agent, you should make smart offers.  You should expect to review other recent sales in the neighborhood in which you are buying, so you can feel comfortable that you are making a fair offer.  A fair offer has nothing to do with what the seller paid, or even in some cases, what the seller is asking.   In general, your offer will be based on several contingencies.  The most important of those contingencies are the mortgage, and home inspection contingincies.  That means that if you are not satisfied with the home inspection, you will have the right to cancel the contract, and any deposit money you have paid will be returned to you. 

Be Prepared to Negotiate

You should have a plan in mind, in the event the seller does not accept your initial offer, which is very common.  How much will you ultimately pay for the house?  Be prepared to walk away if the seller is not realistic.  At the end of the day, you must be comfortable with the outcome, or move on.  Right now it is a buyers market, which means that conditions are favorable for buyers.  There are more houses on the market, than there are buyers for those houses.  In most cases, buyers are in a strong negotiating position.

Home Inspection

I mentioned this briefly, earlier.  It is critical to get a good home inspection.  This happens after your offer has been accepted, and the cost will range from 500 to 600, depending on exactly what components of the inspection are required.  The inspector will evaluate the foundation, roof, electrical system, plumbing, HVAC, among other things.  Following the inspection, you have the right to cancel the contract, or negotiate with the seller, as to who will pay for any repairs, if there are things wrong with the house.  You should feel comfortable with this process, as well.

I believe that by following these steps, you will help ensure that you will understand the home buying process and will make smart decisions.

These steps were compliments of the HomeBuyingInstitute.  Check out the website for great information about the home buying process.

The single most important discussion I ever have with a seller, is the discussion about price. I always try and impress upon sellers, how absolutely critical it is, to price a home correctly.

I have also reported previously, that the market for higher priced homes, is more challenging than the market for homes priced more moderately. The reason for that, among other things, is becuase of the first time home buyer tax credit.

To drive home the point I have been making, I started with homes for sale in Lower Makefield Township, in Bucks County. I compiled a list of all homes for sale in Lower Makefield, priced from 600,000 to whatever the most expensive listings were. As you can see from the chart that follows, there are 29 homes for sale, priced between 600,000 & 1,495,000.

I charted the total number of days on the market for each home.

I eliminated any new construction, since they tend to skew the statistics because of how long new construction homes remain on the market.

What I found was, that the average days on the market of the 29 homes for sale, was 230! That is a sobering statistic, especially for a seller who is motivated, and really wants to move. If I eliminate the 3 houses that have been on the market the longest, the average days on the market, for houses priced above 600,000 in Lower Makefield Township, is 171. Still, quite a long time.

I can examine similar stats from other communities, like Upper Makefield Township and Newtown Township, but the results will be somewhat similar.

There have been a total of 46 homes that have closed, in the past 12 months, priced above 600,000 in Lower Makefield Township. This represents more than 8 months of inventory, based on the current rate of absorption.

So, the critical message to sellers, is to be as realistic as possible, in pricing your home. There are buyers, but as you can see, there are many homes that have been on the market for a long time. Price your house correctly, make sure it shows as well as possible, market it properly, and it will sell in a reasonable time frame.

I always welcome your thoughts and comments.

Had a buyer today, who is very motivated.  House is sold, and they need to find a home in Yardley, Newtown or close by, by the end of March.  Had 7 houses to show them today. 

Sellers of 4 houses of the 7, decided that this was a bad weekend, bad time, bad morning, bad afternoon, bad month….you get the idea.  Here is a memo to sellers.  No one will buy your house, unless they are allowed in to see it.  I realize that it is not fun, to sell your house.  Why not price it right, make sure it shows as well as possible, improve the condition, wherever possible, and encourage showings.  That way, you won’t prolong the agony. 

As a postscript, to my video rant, the buyers did find something they liked, and we wrote an offer.  To the 4 sellers who were too busy, they lost a chance with a very motivated, and realistic buyer.  Is it any wonder that homes are often on the market for months and months and months.

As always, let me know your thoughts.